323 S E St · Lake Worth Beach, FL 33460

$334,000

None bd · 4.0 ba · 913 sqft · MultiFamily · 373 Days on market

Built 1925 6,750 sqft lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

NEW CONCRETE PATIO IN FRONT, NEW PAINT, ALL APLLIANCES FUNCTIONAL, RENTED ON MONTH TO MONTH BASIS LOW PRICE FOR $650 AND $575 COULD GO HIGHER AGENT OWNER. MAKE OFFERS PLEASE.READY TO SELL FAST

Key facts

• Intracoastal parks
• Private driveway
• Public golf course

Tags

• DUPLEX
• LAKE WORTH BEACH
• PUBLIC GOLF COURSE
• BOAT RAMP
• INTRACOASTAL PARKS
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Building area reported from public records; Living area reported (public records)
• Financial info: Two rental units total; Tenants pay electricity
• HOA & community: Sidewalks in the community

Exterior

• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Duplex; Resale property
• Construction: Brick construction; Composition roof
• Exterior features: Open porch; Porch; Fruit trees on the lot; Not waterfront

Interior

• Bedrooms: 2-unit property (duplex) — bedrooms per unit not specified
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 bathrooms total across the property
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Blinds on windows

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $334k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive. Per door: $212/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $334k).
• Recommended offer: $294k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Grade Elementary School (math 32% / reading 25%, grade F, #1,943 of 2,144 statewide, top 91%, 619 students, 85% FRL); Lake Worth Community Middle (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 1,249 students, 75% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,458/mo this rent would consume 67% of the median local household income ($62k/yr) (locally 2429% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $41k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $334k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-25,236
• Equity at exit: $49,800

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $20,668
• Equity at exit: $28,878

Cash invested: $93,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33460

• Rents YoY: 3.5%
• Active inventory: 250
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$1,752
• Tax est. 1.5%: −$418 /mo · $5,010/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $424

Break-even live

Break-even rent $2,922

Max offer price $334,000

Occupancy floor 83%

Sensitivity live

Price	-10% $654	-5% $539	+0% $424	+5% $308	+10% $193
Rent	-10% $150	-5% $287	+0% $424	+5% $560	+10% $697
Rate	-1.0pp $592	-0.5pp $509	base $424	+0.5pp $337	+1.0pp $249

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,458
Total (2 units)			$3,458

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	25d	1	0.12mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	25d	1	0.17mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.20mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.26mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	19d	1	0.26mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	25d	1	0.31mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	0.31mi
101 S East Coast St Lake Worth Beach, FL	2.0	2.0	1029	$2,500	$2.43	18d	1	0.32mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	15d	1	0.33mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,950	$3.42	20d	2	0.34mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	16d	1	0.34mi
717 2nd Ave S Unit 5 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	25d	1	0.37mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	25d	1	0.37mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	25d	1	0.37mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	25d	1	0.37mi
715 2nd Ave S Unit 1 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	25d	1	0.38mi
715 2nd Ave S Unit 3 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	16d	1	0.38mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.39mi
112 S J St Lake Worth Beach, FL	1.0	2.0	988	$3,000	$3.04	20d	1	0.39mi
318 S K St Unit 4 Lake Worth Beach, FL	1.0	1.0	750	$1,450	$1.93	19d	1	0.41mi
30 S J St #14 Lake Worth Beach, FL	1.0	1.0	620	$1,500	$2.42	25d	1	0.42mi
327 S L St Lake Worth Beach, FL	3.0	2.0	936	$3,000	$3.21	25d	1	0.45mi
514 S K St Lake Worth Beach, FL	1.0	1.0	600	$1,700	$2.83	5d	1	0.46mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	25d	1	0.47mi
314 S L St Lake Worth Beach, FL	3.0	1.0	1094	$3,000	$2.74	14d	1	0.47mi
322 S L St Lake Worth, FL	2.0	1.0	800	$2,500	$3.12	9d	1	0.48mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.48mi
416 S L St Lake Worth, FL	2.0	1.0	950	$2,700	$2.84	25d	1	0.48mi
414 S L St Lake Worth Beach, FL	2.0	1.0	950	$2,350	$2.47	25d	1	0.49mi
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	20d	1	0.51mi
1716 3rd Ave N Lake Worth Beach, FL	2.0–3.0	2.0	1000	$1,600	$1.60	25d	1	0.56mi
1741 3rd Ave N #6 Lake Worth Beach, FL	2.0	2.0	775	$1,550	$2.00	20d	1	0.57mi
511 Lucerne Ave Lake Worth, FL	1.0–2.0	1.0–2.0	1029	$4,900	$4.76	15d	1	0.57mi
305 S Federal Hwy Apt 1 Lake Worth Beach, FL	1.0	1.0	720	$1,775	$2.47	0d	1	0.57mi
405 2nd Ave S Unit 405 B Lake Worth Beach, FL	1.0	1.0	680	$1,350	$1.99	25d	1	0.57mi
312 N H St Unit A Lake Worth Beach, FL	2.0	2.0	594	$2,200	$3.70	25d	1	0.58mi
131 S Federal Hwy #1 Lake Worth Beach, FL	1.0	1.0	768	$1,900	$2.47	25d	1	0.59mi
131 S Federal Hwy #1 Lake Worth Beach, FL	1.0	1.0	768	$1,900	$2.47	23d	1	0.59mi
14 S M St Apt 3 Lake Worth Beach, FL	1.0	1.0	600	$1,800	$3.00	4d	1	0.59mi
405 6th Ave S #1 Lake Worth Beach, FL	1.0	1.0	700	$1,425	$2.04	14d	1	0.59mi

Listing history 30 events

1. 2026-06-21
   days on market $334,000 Active 373 DOM
2. 2026-06-18
   days on market $334,000 Active 370 DOM
3. 2026-06-17
   days on market $334,000 Active 369 DOM
4. 2026-06-16
   days on market $334,000 Active 368 DOM
5. 2026-06-15
   days on market $334,000 Active 367 DOM
6. 2026-06-13
   days on market $334,000 Active 365 DOM
7. 2026-06-09
   days on market $334,000 Active 361 DOM
8. 2026-06-07
   days on market $334,000 Active 359 DOM
9. 2026-06-04
   days on market $334,000 Active 356 DOM
10. 2026-06-03
    days on market $334,000 Active 355 DOM
11. 2026-06-01
    days on market $334,000 Active 353 DOM
12. 2026-05-31
    days on market $334,000 Active 352 DOM
13. 2026-05-01
    status Active
14. 2026-03-21
    historical Active Under Contract
15. 2026-02-25
    price $334,000
16. 2025-08-11
    price $350,000
17. 2025-07-10
    price $370,000
18. 2025-06-13
    listed $375,000 Active
19. 2014-12-02
    historical
20. 2014-10-22
    price $99,900
21. 2014-10-11
    price $106,900
22. 2014-09-23
    listed $111,900 Active
23. 2004-11-22
    soldstatus $118,000 192-char remark

    Show marketing remark (192 chars)

    NEW CONCRETE PATIO IN FRONT, NEW PAINT, ALL APLLIANCES FUNCTIONAL, RENTED ON MONTH TO MONTH BASIS LOW PRICE FOR $650 AND $575 COULD GO HIGHER AGENT OWNER. MAKE OFFERS PLEASE.READY TO SELL FAST

24. 2004-10-29
    historical 192-char remark

    Show marketing remark (192 chars)

    NEW CONCRETE PATIO IN FRONT, NEW PAINT, ALL APLLIANCES FUNCTIONAL, RENTED ON MONTH TO MONTH BASIS LOW PRICE FOR $650 AND $575 COULD GO HIGHER AGENT OWNER. MAKE OFFERS PLEASE.READY TO SELL FAST

25. 2004-06-23
    listed $120,000 192-char remark

    Show marketing remark (192 chars)

    NEW CONCRETE PATIO IN FRONT, NEW PAINT, ALL APLLIANCES FUNCTIONAL, RENTED ON MONTH TO MONTH BASIS LOW PRICE FOR $650 AND $575 COULD GO HIGHER AGENT OWNER. MAKE OFFERS PLEASE.READY TO SELL FAST

26. 2002-03-13
    historical
27. 2002-02-13
    listed $100,000
28. 2001-10-05
    soldstatus $55,000
29. 2001-08-01
    historical
30. 2001-04-13
    listed $65,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,496
• − Mortgage interest: −$18,709
• − Property taxes: −$5,010
• − Insurance: −$1,670
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − Depreciation: −$9,716
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $5,143/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Lake Worth Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Worth Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 129,577
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,795
• Household income: $62,090
• Rent vs Own: 55.6% rent · 44.4% own
• Severe rent burden: 2429.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 30% Two or more races 21% Black 17%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 8% Lithuanian 2% Slovak 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 42% French/Haitian/Cajun 9% Other Indo-European 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -345.65%
• Current HPI: 484.2793
• Rent YoY: ▲ 3.53%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+413.8% since first listed

18 events — show timeline

• 2026-05-01 Relisted — Beaches MLS
• 2026-03-21 Contingent — Beaches MLS
• 2026-02-25 Price Changed $334,000 Beaches MLS
• 2025-08-11 Price Changed $350,000 Beaches MLS
• 2025-07-10 Price Changed $370,000 Beaches MLS
• 2025-06-13 Listed $375,000 Beaches MLS
• 2014-12-02 Listing Removed — Beaches MLS
• 2014-10-22 Price Changed $99,900 Beaches MLS
• 2014-10-11 Price Changed $106,900 Beaches MLS
• 2014-09-23 Listed $111,900 Beaches MLS
• 2004-11-22 Sold (MLS) $118,000 Beaches MLS
• 2004-10-29 Listing Removed — Beaches MLS
• 2004-06-23 Listed $120,000 Beaches MLS
• 2002-03-13 Listing Removed — Beaches MLS
• 2002-02-13 Listed $100,000 Beaches MLS
• 2001-10-05 Sold (MLS) $55,000 Beaches MLS
• 2001-08-01 Listing Removed — Beaches MLS
• 2001-04-13 Listed $65,000 Beaches MLS